With the devaluation of real estate values in the Philadelphia marketplace, the apartment sector has

sustained positive values and is even experiencing growth because of increased tenant demand along with
available financing. Real estate investors are looking to invest their capital in the apartment sector which
has lead to an increase in competition and consequently has driven up prices while decreasing investors’
expected capitalization rates. With the increased competition from investors for existing apartment
complexes, it is hard to find deals for apartment properties
that make financial sense.
Since there is increased competition among investors for apartments, the development of new
construction apartments in infill locations is a good alternative to existing apartment complexes with low
cap rates. Although there is competition in the market from other developers looking to build new
construction apartments, there is less competition among investors where finding ground that meet the
financial and location criteria. By developing in infill locations it helps with keeping the cost of offsite
improvements low while also ensuring a faster lease up period.
Summary of Findings
It not is recommended that the development of the property should move forward based on the findings
from the cash flow model for the ‘Expected’ model. The initial returns under the ‘Expected’ model do not
show a loss, but it does not show an upside to the deal that would make an investor want to move
forward. If the market improves further under the assumptions with the ‘Best’ model, it shows that this
development would initially provide average returns while paying down the debt on the mortgage.
Highlights of the Deal
 Lot size of .54 acre (23,694 sf)
 Lot currently used as a parking lot
 Owned by a single person: Andrew P. Dellaquila
 Purchase price would be $120,000 which is $15,000 per unit
 Zoned Downtown Commercial and allows for multifamily which is highest & best use
 Development program for a 4 story, 8 unit apartment building where units are
 approximately 1,050 sf with elevator access

Development Program
The program for this particular site is to develop an 8 unit apartment building that is 4 stories high with 2
units per floor. Because of the tight building envelope, the property is being developed with only 2 units
per floor. This will be discussed in the Development Issues section.
Each unit will be approximately 1,050 sf that will be comprised of 2 bedrooms and 2 full
bathrooms. The building will feature an elevator for easy access as well as a staircase. By having an
elevator, the development is able to compete with other newer apartment complexes that also have
elevators. The building will be built with a slab on the 1st floor. A basement is not going to be provided
as it would raise the construction costs by about another $10 per square foot.
The apartments will be provided with amenities that would be in line with a lower grade class A
apartment building. All units will feature 9’ ceiling heights with an open floor plan having the kitchen
area overlooking into the living area. Based on the wants and needs of today’s renters, they prefer this
type of living. Other amenities that will be included in each unit will be a washer and dryer and a walk-in
closets in all master bedrooms. All apartments will be finished with modern looking kitchens. Kitchens
will have (4) recessed lights, black appliances, tile floor, 42” cabinets along with sleek looking granite
countertops. These features may seem “upscale” to the potential tenant but there is not much of an
additional cost to have them installed. As the project would be contracted by our development company,
we can manage costs and have the ability to spend extra time finding suppliers that offer products are
reasonable prices. By offering these amenities, tenants will feel like they are getting more when compared
to the 20 to 40 year old apartment complex. Even if a higher rent cannot be achieved with these amenities,
it will only help with having a faster lease up period and keeping turnover low.
Another part of the development program that would be a priority is the ability to incorporate green
building techniques and products into the construction of the building. Although building green is not
required, it would be preferred to build under that label which would help with marketing and goodwill of
the property. All units of the building would have high efficiency HVAC systems at a minimum rating of
90% efficient. High efficiency tankless hot water heaters would be installed. Tankless hot water heaters
have come down in cost where they are only a little more than a typical hot water tank. Even though they
may be a little more money a tankless hot water heater will be able provide the tenant with lower energy
costs which would hopefully help with the marketing and lease up of the units. Besides being more
efficient to operate, less space now has to be dedicated to a mechanical room to locate a hot water heater.
Low E energy efficient windows will be installed throughout the building. Efficient windows help with
the heat loss from the room while also minimizing the amount of UV sunrays. The apartment will be
developed to meet or exceed an Energy Star rating. The R value of the walls and ceilings will be a
minimum of R-28 and R-60, respectively. This insulation together with energy efficient windows will
provide for more comfortable and stable room temperatures.
Potential tenants may not recognize this as a selling feature when looking to rent an apartment but it will
help with tenant retention. Tenants will want to renew and stay longer when they know their energy costs
are low and the added insulation will help with sound reduction between the units.
With the growing opportunity to use solar power, the roof of the building would be developed in a way to
add solar panels and its equipment. The building is being proposed to have a flat roof and engineered
ahead of time to handle the small amount of extra weight from the solar panels and mounting apparatuses.
Besides the solar panels, the only other required equipment is the converter which could also be located
on the roof. The converter converts the DC power from the panels to the AC power for the building. At
the moment, the SREC (Solar Renewable Energy Credit) market is depressed with oversupply. Currently
it is not be financially feasible to install solar panels but in the years to come energy suppliers will be
required to purchase more
electricity from renewable sources and the value of the SREC should increase to where it would be
worthwhile to make the investment.
During the construction of the building the amount of construction debris that goes to the landfill would
be reduced. This is beneficial for several reasons. First it reduces the impact that the construction has on
the amount of trash that goes to the landfill. Second it helps keep the waste expense lower. Leftover
wood, drywall and any other materials that can be recycled will be.
Site & Property Description
This ½ acre property is located at the corner of Yost and Market in Spring City has been
available for sale since June 2011 at an asking price of $145,000. It has been listed with a local real estate
agent that typically deals with selling residential properties. The property would be acquired at a
maximum price of $120,000 which would equate to a per unit price of $15,000.
The lot is .54 acres which equates to 23,694 sf which is shown below in the attached picture. With the lot
fronting on 2 streets, the lot has 256 feet of frontage on Yost and approximately 45 feet of frontage on
Market Street.
Tax Map of the Subject Property

The topography of the lot slopes from the west to the east which naturally makes the eastern portion of
the lot the location for the storm water management.
Pictures of Sloping Lot
Currently the property is being used as a parking lot by neighbors as extra parking. The lot is not being
utilized to its highest and best use which would be a residential development. The parking lot was paved
years ago and has not been kept up as it is very deteriorated. The property is being represented that there
are no easements and that a building has never been built on it. With the property being completely paved
there is almost no pervious ground. Unfortunately with the subdivision and land use ordinance, the site
cannot be grandfathered for the amount of its existing impervious coverage. With the new land
development plan the development has to meet current the ordinances as it relates to the amount of
allowed impervious coverage. Also the site has to be engineered to handle all of its own storm water
runoff. The storm water management system would be design as an underground system with crushed
stone and piping.
Aerial Picture of the Subject Property

With the lot set for redevelopment Spring City Borough’s Downtown Commercial Zone offers many
different possibilities for uses. Under the Downtown Commercial Zone multifamily is an allowed by-right
use but the area and bulk regulation requirements for the multifamily development must be met from the
R-3 zoning ordinance Spring City Borough Zoning Requirements
Downtown Commercial Zone- Uses & Requirements
Multiple family dwelling is listed as a use permitted by right.
R-3 Zone- Uses & Requirements
Minimum Lot Area per Dwelling: 2,500 sf
Maximum Lot Coverage: 40%
Front Yard Setback: 35 feet
Side Yard Setback: 15 feet
Rear Yard Setback: 35 feet
Parking spaces and access drives must be at least 5 feet from any lot line
Parking spaces are not allowed within any front yard areas in DC zone
Parking Requirements
Parking spaces and access roadways must be 5’ from property boundaries
2 spaces per unit
0.2 spaces per unit for visitors which equals 2 spaces
1 handicap space

By-Right Sketch Plan

The apartment building will be accessed from the parking lot which is to the rear and sides of the
building. The ingress and egress to the property’s parking lot will be from a private one way driveway.
The driveway’s entrance off of Yost Road will be on the western side of the lot away from Market Street.
Cars will exit the property on to Yost Road which will be on the eastern side of the lot closer to Market
Street.
Transportation
The property is centrally located in that can be easily accessed from the areas major traffic routes. From
Market Street, travelers can take New Street to Rt. 724 which leads to Pottstown to the north and to Rt. 23
which leads to Phoenixville to the south. Going east on Market Street travelers can cross the bridge over
the Schuylkill River into Royersford. Main Street in Royersford leads to Rt. 422. Taking Rt. 422 to the
north will take travelers to Pottstown and Reading. Taking Rt. 422 to the south will lead travelers to King
of Prussia which has a interchange for the Pennsylvania Turnpike as well as the beginning of I-76, the
Schuylkill Expressway, which can take travelers into Philadelphia and then over to New Jersey.
There is public transportation available in Spring City. There is a SEPTA (South Eastern Public
Transportation Authority) bus stop at the intersection of Main and New Streets. This stop is part of the
bus route that takes travelers to and from Limerick and King of Prussia.
SEPTA Bus Route 139
Utilities
The development will be served by public utilities. The apartment building will be set up where each
tenant will be responsible water, gas and electric. The owner will be responsible for sewer and trash
removal. The following utilities will be served by the following providers:
Water- Pennsylvania American Water (Tenant’s Responsibility)
Electric & Gas- PECO (Tenant’s Responsibility)
Sewer- Spring City Borough (Landlord’s Responsibility)
Trash- A.J. Blosenski Trash (Landlord’s Responsibility)

Impact Fees
The only impacts fees that will due at the time of construction will be for a sewer tap-in fee. The cost of
each sewer EDU is $4,000 which means for a total cost of $32,000 to gain access to the public sewers.
For the moment, Spring City Borough has a sewer moratorium preventing any new developments from
hooking into the sewer system. According to township engineers, this moratorium will be in place for the
next couple of years as a new treatment plant with more capacity has to be designed, approved, financed
and constructed. This sewer moratorium by itself makes this development impossible for next few years.
The entitlement process should not begin until there is a definite date of when the sewage treatment plant
will be online and able to handle new sewer flows. To spend money on soft costs while there is no set end
date for the completion of the work would be foolish. If this development were to proceed with this
knowledge, the agreement would have to be structured very liberally in favor of the developer where
there is either no or very little money at stake.

History of Spring City

The origins of Spring City date back to the 1800’s, when the town used to be called Springville. The town
received its name from the many springs in the area. The town abuts the Schuylkill River which is a
natural boundary of the town on the east side. In the 1820’s a canal was built alongside the Schuylkill
River which helped lead to the development of new businesses. The town has roots as a working blue
collar town and some of the town’s early businesses were as a result of the access to the canal. Some of
Spring City’s businesses were the American Paper
Company, Spring City Stove Company and Valley Forge Flag Company. Other businesses that called
Spring City home were Spring City Knitting Company, glass making, knitting mills and a shirt factory. In
1884 the Pennsylvania Railroad built a train line that went from Philadelphia to Reading and had a train
station stop in Spring City. After the development of the train line, the demand for the Schuylkill Canal
declined and use of the canal for business purposes ended in the 1920’s. The rail line through Spring City
connected Philadelphia and Reading and provided residents an easy way to access public transportation to
and from Philadelphia and Reading.
Unfortunately over time the demand for this line decreased and rail operations ceased and was officially
declared abandoned in 1980.

School District
Spring City is part of the Springford School District which serves residents of both Chester and
Montgomery Counties. The Springford School District was formed in 1955 which is what brought the
residents of the two counties together. Springford School District has a statewide ranking of 40 when
compared to over 500 hundred other school districts meaning they are in the 10% of school districts in the
state.

Property & Local Earned Income Taxes

The development’s property taxes would be levied from its assessed value when multiplied by the total
millage rate of 31.406. This millage rate accounts for the following tax rates:
County: 3.965
Borough: 3.15
School District: 24.291
Residents of Spring City are responsible for an earned income tax that is 1% of the resident’s income.
0.5% goes to Spring City Borough and 0.5% goes to the Springford School District. With this
development, the landlord will be responsible for paying the yearly property taxes on the property which
are estimated to be $9,917 per the cash flow spreadsheet. Residents of the apartment building will then be
responsible for paying the 1% earned income tax when they file their yearly tax return.

Location within Spring City

The property is centrally located in the center of the Spring City Borough. The property is surrounded by
properties that have been previously developed making this an ideal infill development. There are
residential homes that abut the property on the east and south side. These homes are accessed from
Market Street and New Street. There is a tree line along the property line south side of the property that
buffers the view to the homes that back up to the property. On the west side of the property there is a 6
unit apartment building that fronts Church Street. To the north on the other side of Yost Street is a lot that
has grass and trees which is part of the Flag House Apartments property. The trees create a nice buffer in
that they provide coverage in looking at the Flag House Apartments.

Market Analysis
According to Marcus & Millichap’s 2011 annual multifamily report for the Philadelphia area, they are
predicting that the area “…will continue to settle into its traditional pattern of limited development,
steady tenant demand and rising rents in 2011.” With this information, new multifamily development
should be in demand as potential tenants will prefer new construction over older existing apartments
which will be the case especially in infill locations.
Marcus and Millichap’s report goes into further detail describing that the Philadelphia market is an ideal
place to be an owner of multifamily properties. A few key items noted in the report are that the forecasted
vacancy rate will drop to an expected 3.9% based on the slowdown of new construction and increased
demand. The asking rents will rise 3.5% and that effective rents will increase 4.1%. With this information
comparing the Philadelphia market on a national scale, the area competes well in that Philadelphia is
ranked 6th in lowest expected vacancy rates and 2nd in highest expected absorption. The Marcus and
Millichap report also states that there will be an increase in employment by 1% in 2011 which will equate
to an additional 28,000 jobs to the area.
As part of the Marcus and Millichap report on the national overview of multifamily they say “…investors
will move down the quality chain in search of stronger yields, resulting in more sales in the Class B and
B- categories.” This information confirms the belief that this property should be redeveloped with an
apartment building that can compete against other older Class B apartments.
Information on a competing property was obtained from the leasing manager, Leah Carney, from The
Pointe at Glen River apartment complex. The Pointe at Glen River is a large complex that was built in
2009 by Greystar. At the time of the interview with the leasing manager, their 2 bedroom/2 bathroom
units were leasing for approximately $1,400 per month. The leasing manager also added that they average
about 10 new tenants per month and are 90% of the units are leased. With basing the lease up time and
absorption for the proposed 8 units, even if 20% of the 10 new tenants from Glen River’s average could
be achieved; that would be 2 new tenants per month which would average a 4 month lease up period.
Based on the information for the Philadelphia market, this proposed apartment building will compete well
among its competition. The proposed asking rent for the units will be $1,250 per month. This asking rent
has been determined based on the competition at the following competing properties along with the
amenities of each unit which was discussed earlier in the Development Program.
Map of Competing Apartment Properties

Competing Properties
1. Flag House Apartments for Seniors- 58 apartments for low income seniors. Former Flag Company
factory converted to apartments in 2000.
2. 175 N. Church Street- Small 6 unit apartment building built in 1967.
3. 120 N. Penn Street- 33 units offering 1 & 2 bedroom apartments built in 1969.
4. Vincent Heights Seniors Housing- 91 apartments for seniors built in 1982. Offers
subsidized and Section 8 housing.
5. The Pointe at Glen River in Royersford- 216 apartments developed in 2009 by Greystar.
6. 400 Main Street, Royersford- 15 apartments built in 1982.
Demographics
The trade market will come from potential tenants looking to move to the eastern part of Chester County
and western part of Montgomery County. The population of Spring City consists of approximately 3,323
based on 2010 census. The town also has a reported average household income of $55,117 from 2010. As
noted earlier, Spring City is a small borough centrally located around other towns which makes it an ideal
to candidate to redevelop the property in an infill location. On the other side of the Schuylkill River the
town of Royersford has an estimated population of 4,752 based on the 2010 census. Together these two
towns create a nice base of potential tenants.
Employers
There are a vast amount of large employers in the area that are within a 20 to 30 minute commute for a
tenant. These employers provide a great base in terms of local employment and because of the location of
the property; tenants can have access to employers in both Chester and
Montgomery Counties.
Large Chester County Employers
The Vanguard Group- Financial Services Headquarters
QVC- Television and Online Retailer Headquarters
Siemens- Healthcare Industry
Centocor- Pharmaceutical Biotech Company
Cephalon- Pharmaceutical Biotech Company
Shire- Pharmaceutical Biotech Company
Great Valley Corporate Center- A 700 acre corporate center where more than 20,000
people work.
Large Montgomery County Employers
Glaxo Smith Kline- Pharmaceutical Biotech Company
Wyeth- Pharmaceutical Biotech Company
Pfizer- Pharmaceutical Biotech Company
Merck- Pharmaceutical Biotech Company
SEI Investments- Financial Services Headquarters
GSI Commerce- Ecommerce Technology
Lockheed Martin- National Defense Technology
Traffic Counts
With the property being located in the center of Spring City, there is good flow of traffic that drive by the
site. The traffic on Market Street typically flows from Rt. 724 and from Market Street in Royersford
which is on the other side of the Schuylkill River. The average daily vehicle count for Market Street is
5,624. This is based on a traffic study done by the Delaware Valley Regional Planning Commission on
9/22/2009. With this information for the vehicle count, it displays enough traffic passing by to entice new
tenants while being centrally located to the area’s top employers.

Apartment Unit Finishes

The interior finishes of the units will be modern while also being economical. As noted in the
Development Program section, the units will offer 9’ ceilings, washer & dryer in the units, walkin closets
and modern kitchens with 42” cabinets, recessed lights and black appliances. Depending on the
competition, interior finishes of the competing properties range from very basic units to units of newer
built apartments that will have similar finishes. The Pointe at River
Glen is a newer large apartment community that offers many of the same interior features. As confirmed
by a leasing manager for the complex, The Pointe at River Glen offers full size washer & dryer in the
unit, dark wood cabinets in the kitchen along with black appliances, track lighting, crown moulding and
storage in each unit. Based on this information, this development will surpass the older competition as
well as compete with the newer larger apartment complexes in the area.
Spring City & Royersford Trade Area
With looking at the map, the trade area for Spring City shows it being centrally located among other
nearby towns. The radiuses around Spring City represent approximately 1, 3 and 5 miles for the trade
area. All of these neighboring towns offer a good base of employment and are homes to some very large
corporations which were discussed earlier. The map also shows how Spring City can easily be accessed
by major routes of transportation with such roads as Rt. 724 and Rt. 422.
Development Issues
Once the property were to be put under contract, the due diligence period would begin which would
include the identification of any environmental issues. This would be done through an Environmental
Phase I report. This report would provide an analysis that would point out any
environmental issues that are either located on or around the property. If potential issues were identified
with the Phase I report, a Phase II investigation would be performed. Since this property is in an infill
location and has been used as a parking lot, it is necessary to perform these environmental tests early in
the process to ensure that the acquisition of the property would not be affected by past contamination.
The development of this property will entail the typical hurdles that most developers face when getting
approvals for a residential development. Land development approvals will be needed from Spring City
Borough’s Planning Commission and Board of Supervisors. As a formality, an approval from the Chester
County Planning Commission will also be needed. The county planning commission is more of a
formality to ensure the development is inline with the township and county’s zoning.
While also going through the approval process with the local municipality, approvals will be needed from
Pennsylvania’s Department of Environmental Protection (DEP). The DEP is concerned wetlands
delineation which this property happens to have none. The DEP also requires the developer to submit a
537 Sewer Planning Module which documents where the development’s sewage will flow to and where
the sewage will be treated and released. All new developments, residential and commercial, are required
to document where their sewer effluent will flow. Lastly, the DEP needs to review and approve the
development’s NPDES (National Pollutant Discharge Elimination System) permit which is a prerequisite
prior to the commencement of the development’s site improvements beginning.
As the approval process begins the site would be engineered by a civil engineer that would design the
storm water management system and grading. As the engineer designs the site, the obstacles they will be
challenged with will be designing the storm water management system which will have to be an
underground system because of the constraints of the lot size. Percolation tests will have to be performed
prior to the design to ensure that the ground is able to absorb the storm water of the site. Most likely the
management system will be located on the eastern portion of the lot which is where the lot slopes down
to.
Along with the storm water management system, the other obstacle the engineer will be faced with is the
grading of the site because of the lot’s sloping topography. With managing the sloping lot and
determining the first floor height of the apartment building, the engineer will have to grade the property to
limit the amount of excess soil that will be produced as well as limiting the installation of any retaining
walls. If the property is not graded properly and there is a lot of excess soil, retaining walls may be
needed and those two items will increase the budget for site improvements.
The Americans with Disabilities Act (ADA) requires that apartments have access for potential tenants
that are disabled. With the grading plan the engineer would make sure the first floor apartment can be
accessed by wheel chairs. This will be done through having curb depressions to allow for wheel chairs to
enter the building without any obstructions.
The last obstacle in developing this property is obtaining financing for the construction as well as
obtaining a permanent loan once construction is complete. A financing source that is currently lending on
multifamily properties is Meridian Bank based in Devon, PA. Geoff Sheehan, an Assistant Vice President
at the bank said Meridian Bank is currently lending on multifamily properties for construction and
permanent loans with the following terms:
Construction Loan Terms:
75% of the lot purchase and construction costs.
Developer covers all out of pocket expenses (Upfront soft costs)
Rate is variable tied to the prime interest rate. With this low interest rate environment the bank
requires a floor to be set for the interest rate.
Term: 1 year balloon with a 6 month extension, if needed. Extension fees will be ¼ to 1 point
depending on the circumstances. At the end of the extension period the interest reserve would run out and
carry costs would be paid out of pocket.
1% Origination Fee
Personal guarantee of partners of LLC
Developer covers all out of pocket expenses (Upfront soft costs)
Construction loan has the ability to be converted over to a permanent loan.
Permanent Loan Terms:
75% Loan to Value
Rate of 6.5% as of October 2011
25 Year Amortization with a 10 year term and rate reset after 5 years
1.25 Minimum Debt Coverage Ratio
1% Origination Fee
Personal guarantee of partners of LLC
Developer covers all out of pocket expenses (Upfront soft costs)
Other issues that will be faced for the development of the property are the characteristics of the property
itself. It has an irregular shape, slopes from the west to the east and has constraints based on setbacks of
the zoning ordinance. There are 2 units on each floor is because of the tight building envelope. The
building envelope is constrained because of two reasons. First, the zoning requires a front yard setback of
35’ which is very large considering this property is set in a downtown setting. Considering the property is
located in a downtown setting the front yard etback is the complete opposite of what should be required
for an urban setting where the building should be located close to the street front. Second, the lot has an
irregular shape which
makes it tough to fit a typical garden style apartment building.
Development & Construction Costs
The first part of the development process for the property will entail a lot of upfront soft costs. These soft
costs will include upfront fees for land planner/engineer, architectural/structural engineer, legal counsel,
governmental permitting and impact fees. The soft costs were noted in the cash flow analysis. The fees
are estimated at $67,000 which are numbers based on past experience for the development of other small
sized properties in an infill location. (See Exhibit ‘E’)
As the property is developed hard costs will be incurred for the site improvements and construction of the
building itself. These fees have been estimated in the cash flow analysis based on past experience and
from consultants and contacts such as Peter Batchelor who is a local architect and Harry Pettyjohn who is
a builder for Pulte Homes of the Delaware Valley.
The construction will be contracted and managed by JBA Properties Ltd. The company has experience in
managing small development projects which this project fits into their criteria. By having the
development managed and contracted by JBA Properties, this will help with keeping the construction
costs down and maintain the schedule to get the construction work done on time.
Financial Analysis
Financial cash flow models were performed to mimic three different scenarios based on a stabilized cash
flow and occupancy. The three scenarios were for the expected, best and worst possible results for the
development. The cash flow performas show gross potential income, net operating income, income after
financing, valuation based on capitalization rates, cash on cash return, internal rate of return and debt
coverage ratio.
The first analysis that was completed was for the “Expected” scenario which are based on the current
rental market for the region and for specific trade area. (See Exhibit ‘A’) This analysis shows a monthly
rent of $1,250, vacancy at 5% which has a gross income of $114,000. After expenses the expected NOI is
$81,583. The cash flow after financing leaves $4,040. Based on the NOI with a cap rate of 7%, the
development will have a value of $1,165,466 after the 1st year of stabilized income. The difference in
value from the 1st year’s NOI and the cost of the development is ($110,556).
The second analysis illustrates the “Best” scenario of what could happen after stabilized cash flow is
reached. (See Exhibit ‘B’) Monthly rent is listed at $1,400 per month which is based on the competition at
Glen Pointe renting their units for over $1,400 per month. Vacancy has been factored at 3.9% which was
taken from the Marcus and Millichap 2011’s Market Outlook report for vacancy forecast. The gross
income is forecasted at $134,400. After expenses the expected NOI is $96,021 and after financing that
leaves $18,479. Based on the NOI with a cap rate of 6%,
the development will have a value of $1,600,350 after the 1st year of stabilized income. The difference in
value from the 1st year’s NOI and the cost of the development is $324,328.
The third analysis shows the ‘Worst’ scenario of what may happen if the market down for multifamily in
the marketplace. (See Exhibit ‘C’) For this scenario monthly rent has been reduced to compete with the
inventory of the existing older units. The monthly rent is listed as $1,050 and vacancy is increased to
10%. The gross income is projected to be $100,800. After expenses the expected NOI is $59,263. Then
after financing there would be a loss of ($18,280).
Based on the NOI with a cap rate of 9%, the development will have a value of $658,473 after the
1st year of stabilized income.
An amortization schedule based on 25 years has also been included with the financial analysis. Exhibit
‘D’ shows the first few years of how the monthly payment is split between interest and principal. It shows
the pace at which the principal amount is paid down as well as to show how much interest is paid back to
the lender.
Outside of the financial cash flow analysis, this development needs a minimum of 25% of equity plus
closing costs and fees to proceed forward. The ownership structure would be in the form of an LLC,
limited liability company, which would be a single purpose entity for this particular development. The
LLC needs to contribute the 25% equity through the LLC’s partners and if needed, outside investors. The
LLC would be managed by JBA Properties Ltd., which is a small family owned real estate development
and management company. The equity needed for the development to move forward would come from
JBA Properties Ltd., employees and owners of JBA Properties Ltd. and then lastly from outside investors
if equity is still needed. With structuring the acquisition of the property and later developing the property
from raw ground to a finished product, equity will be needed along the way to keep the project moving
forward.
Initially with acquiring the property, the LLC would put a $12,000 deposit up as the good faith deposit to
get the property under agreement. This would be 10% of the $120,000 sales price and should be adequate
to hold the property until all approvals and permits for development have been obtained. The timing of
approvals would need to coincide with the approvals and construction of the upgraded sewage treatment
plant. With the property under contract, all upfront costs and fees for entitlements will have to be paid out
of pocket by either JBA Properties Ltd. or from the partners of the LLC.
Once the development is ready for construction to begin, the closing for the property will take place along
with the closing for the construction loan. At closing the remaining portion of the 25% equity and closing
costs will be needed from the partners and investors.
After the construction is completed and the lease up period is over, stabilized occupancy and rent should
be achieved a permanent loan will be put on to the property. The permanent loan will be based on terms
from Meridian Bank that were discussed earlier.
Project Management Plan
The development will be managed from the entitlement phase, to the construction stage to stabilized
occupancy by JBA Properties Ltd. JBA Properties Ltd. is a family owned real estate development and
management company that has experience in residential, multifamily, office and retail properties.
A management fee of 5% will be charged by JBA Properties Ltd. to the development’s LLC. The
management fee will cover the property’s financial accounting, leasing along with contracting with trades
to ensure the property is well maintained. Because of the small size of the development there are no
economies of scale to pay for an onsite manager to watch over the property. The management company is
local to the property and is hands on in making sure their investment is properly maintained.
The property’s accounting will be managed through Quickbooks which has proven to be an effective way
to track the financial performance of other income producing properties. Using Quickbooks helps
maintain the ability to keep costs low instead of utilizing a larger and more expensive software package.
Conclusion & Recommendations
With reviewing the potential outcomes from the three different cash flow analyses, the
development of this property should NOT proceed if the numbers from the ‘Expected’ scenario are
achieved. Under the expected outcome, initially the project will not work but as time goes on it would
start will not be an overwhelming success. There are several reasons to why this project is not feasible.
There is approximately $4,000 of positive cash flow after financing for the first year.
The bank would not finance the project with an initial debt coverage ratio of 1.05.
Even if the numbers were to work, the sewer moratorium will not allow connections
because of the lack of capacity at the treatment plant. New capacity is years away.
Even with the best case scenario, the results are far from being amazing. The first year of the cash flow
only has a little bit of after financing cash flow left over. The only upside to this scenario is that some
cash is generated and the mortgage will be paid down but there will not be a huge return on the equity that
was invested. As expected with the ‘Worst’ case scenario, this development should be scrapped.
Based on the Marcus and Millichap report, if construction costs were less and a more traditional garden
apartment could be developed, this could prove to be a worthwhile investment for an investor. With the
property’s central location and barriers to entry, this property has potential to be a great development but
under the current zoning and costs.

References
Pennsylvania’s Chester County Chamber of Business and Industry | Malvern, PA. Spring 2010. Web. 08
Nov. 2011. <http://www.cccbi.org/chester-county-living/relocation-center/business-sectorprofiles/>.
Http://www.paworkstats.state.pa.us/. Center for Workforce Information and Analysis, Fall 2009. Web. 8
Nov. 2011. <http://www.paworkstats.state.pa.us/reports/montg_t50.pdf>.
DVRPC Traffic Counts. Delaware Valley Regional Planning Commission, 22 Sept. 2009. Web. 20 Oct.
2011. <http://www.dvrpc.org/webmaps/trafficcounts/>.
SEPTA | Southeastern Pennsylvania Transportation Authority. 31 Oct. 2011. Web. 15 Nov. 2011.
<http://www.septa.org/schedules/bus/pdf/139.pdf>.
American Fact Finder. U.S. Census Bureau, 2009. Web. 10 Nov. 2011. <http://factfinder.census.gov>.
Https://www.marcusmillichap.com/. Marcus & Millichap, 2011. Web. 29 Oct. 2011.
<https://www.marcusmillichap.com/services/research/reports/National/MarcusMillichap_2011_National
ApartmentReport.pdf>.
TREND. TREND MLS, 2011. Web. 07 Dec. 2011. <http://www.trendmls.com>.
"Spring City PA - History." Http://www.springcitypa.net. Spring City PA - Home, 2005. Web. 30 Nov.
2011. <http://www.springcitypa.net/history.htm>.
Management, Psab Content. "Zoning | Spring City Borough." Http://www.springcityboro.org/. Spring
City Borough, 2010. Web. 20 Oct. 2011. <http://psabdns6.com/springcityboro.org/zoning/>.
"Schuylkill Canal Association - The Canal's Past." Http://schuylkillcanal.org. Schuylkill Canal
Association, 2011. Web. 03 Dec. 2011.
<http://schuylkillcanal.org/Default.aspx?pageId=326428>.
Http://www.energystar.gov/. ENERGY STAR, 2011. Web. 03 Dec. 2011.
 <http://www.energystar.gov/index.cfm?c=home_sealing.hm_improvement_insulation_table>.
Brett, Deborah L., and Adrienne Schmitz. Real Estate Market Analysis: Methods and Case Studies.
Washington, D.C.: Urban Land Institute, 2009. Print.
Market Analysis for Commercial Investment Real Estate: Reference Manual. Chicago (430 North
Michigan Ave., Chicago 60611): CCIM Institute, 2005. Print.
Carney, L. (2011, November 29). Property and Product Information for The Pointe at Glen River with
Leah Carney, Leasing Manager at The Pointe at Glen River by Greystar / Interviewer: Byron Anstine.
Batchelor, P. (2011, November 23). Development Costs and Fees with Peter Batchelor, Owner of Peter
Batchelor Architects / Interviewer: Byron Anstine
Pettyjohn, H (2011, December 6). Building Costs for Traditions at Ridley Creek by Pulte Homes
Delaware Valley Division with Harry Pettyjohn, Area Builder and Project Supervisor for Pulte Homes /
Interviewer: Byron Anstine.

FIRDAUS MEMORIAL PARK

Firdaus Memorial Park, Inovasi Program Wakaf
Asia Tenggara
  March 4, 2015
  Ahmad
  Uncategorized
  Closed

Paradigma wakaf di masyarakat harus berubah, yakni wakaf sebenarnya harus produktif, bukan
sekadar yang bentuknya sosial. Karena wakaf yang produktif, nilai kemanfaatannya berlipat ganda,
tetapi prinsipnya tetap terjaga. Demikian sepenggal latar belakang diinisiasinya program
Pemakaman Muslim Firdaus Memorial Park yang diungkapkan, Direktur WakafPro-Sinergi
Foundation Asep Irawan.
“Wakaf merupakan salah satu filantropi Islam yang bisa menjadi pilar ekonomi Islam, dan aset
utama yang potensinya jauh lebih besar untuk kemashlahatan umat,” terang Asep dalam acara
konferensi pers 3rdInternational Islamic Philanthropy, Senin (02/03/2015).
“Pemakaman Muslim Firdaus Memorial Park diluncurkan pada Desember 2013 lalu. Hal ini
berangkat dari keterbatasan lahan pemakaman di perkotaan dan tingginya biaya pemakaman,
sehingga sangat memberatkan untuk kaum dhuafa, khususnya,” lanjutnya.
Berdasarkan informasi yang dihimpun Alhikmah, luas kawasan FMP dari target awal 31 hektar kini
yang sudah tercapai sekitar 7 hektar, dan sudah ada 20 orang wakif dan 3 orang kaum dhuafa yang
dimakamkan di lahan ini. Pemakaman ini, dipersiapkan untuk wakif, keluarga wakif, dan orang yang
tidak mampu. Sampai saat ini sekitar 750 orang sudah menjadi wakif artinya sudah 15% dari target
tahun 2014.
Keberadaan Pemakaman FMP ini akan dijadikan kawasan terpadu. Di antaranya terdapat kawasan
masjid dan pesantren. Lalu pemberdayaan masyarakat melalui lahan pertanian sekitar 5 hektar, di
bidang peternakan yang fokus pada ternak hewan domba dan kambing dengan target menghasilkan
5000 ekor.
Menurut Asep, keberadaan pemakaman muslim FMP ini merupakan aset sosial masyarakat Jawa
Barat. Hal ini diharapakan bisa menjadi target visitasi peserta seminar, sebagai salah satu bukti
nyata inovasi program filantropi Islam di negeri ini, bahkan di Asia Tenggara. “Yah, kami harapkan
program ini dapat menjadi inspirasi model inovasi filantropi Islam di negaranya masing-masing,”
tandas Asep
HEAVEN MEMORIAL PARK
Heaven Memorial Park, Pemakaman
Indah Dengan Harga Fantastis Di
Bogor
 VIDEOWISATA
On May 11, 2018
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Heaven Memorial Park dahulu disebut Taman Makam Quiling. Diambil dari nama
tempat wisata alam “Guilin” di China yang sangat terkenal dengan keindahannya.
Nah, sudah pasti pemandangan alam di Heaven Memorial Park pun tak kalah
indah. Lokasinya dikelilingi oleh hamparan gunung dan lereng dengan udara yang
sejuk, serta aliran air sungai yang jernih dan gugusan hutan yang rimbun.
Dibangun pada tahun 2002, Heaven Memorial Park ini punya area pemakaman
seluas 125 hektar. Pemakaman ini berada di lahan dengan kontur berbukit,
menjadikannya tampak bertingkat dengan pola makam yang teratur. Nah, dari
bukit-bukit inilah kalian bisa memilih spot untuk memandang layer pegunungan
yang membentang.
Tambah spesial lagi karena pegunungan yang berlapis itu memiliki bentuk yang
beragam sehingga nampak dramatis. Kalau cuaca lagi bagus, layer pegunungannya
akan tampak persis seperti foto-foto ala Vietnam atau Tiongkok. Pokoknya cantik
deh.
 
Lokasi Heaven Memorial Park :
Lokasinya ada di daerah Cariu-Jonggol, Jawa Barat. Lokasinya cukup mudah dicapai
dari berbagai akses, yakni dari Cibubur, Cianjur, dan Bandung.
 
Rute ke Heaven Memorial Park :
Jika menggunakan kendaraan pribadi dari Bogor Kota, bisa langsung menuju
Cileungsi, terus Jonggol dan terus melewati Taman Buah Mekarsari. Terus saja
menuju Cariu. Jika masih bingung, bisa langsung tanya Google Maps atau WAZE
atau bisa juga tanya penduduk sekitar. Durasi normal Bogor Kota-Cariu sekitar 3
jam.
Jika naik angkutan umum dari Bogor Kota bisa naik Bus dari Terminal Baranang
Siang menuju Cileungsi. Lanjut naik angkot tujuan Jonggol dan turun di alun-alun
Jonggol. Lanjut lagi naik angkot tujuan Cariu. Nah, angkot ini sebenarnya nggak
ngelewatin Heaven Memorial Park, jadi kalian bisa carter aja angkotnya atau naik
ojek.
 
Butuh berapa rupiah untuk dimakamkan di Heaven Memorial
Park?
Tempat pemakaman seperti ini hanya ada dua di dunia, yaitu di Tiongkok dan
Tanjungsari Bogor. Karena terbilang spesial, makanya harga pemakaman jenazah
di sini cukup mahal, yakni Rp3 miliar untuk makam dengan lokasi dan fasilitas
paling baik. Lokasinya dekat dengan Nirwana. Sementara itu untuk harga makam
paling murah dengan luas 2×2 meter dibandrol Rp100 juta hingga Rp300 juta
San dieo hill

San Diego Hills Menjawab Kebutuhan

Pemakaman Keluarga
San Diego Hills – saat ini trend persiapan lahan pemakaman (kuburan) sudah
menjadi hal yang sangat lumrah bagi sebagian/banyak masyarakat. Di tengah
semakin terbatasnya lahan untuk pemakaman terutama di wilayah perkotaan
seperti jabodetabek, penyediaan lahan pemakaman menjadi hal yang  penting dan
serius yang harus segera dicari solusinya. 
Baik.. sebelum saya mengulas lebih jauh seputar Pemakaman San Diego Hills, saya
ingin memperkenalkan diri saya terlebih dahulu, Nama saya Dani, saya
adalah Marketing Official di San Diego Hills (Jakarta). Di blog ini saya akan
membantu memberikan  informasi secara lengkap seputar Pemakaman San
Diego Hills mulai dari cara pemesanan lahan, pemilihan unit  yang sesuai juga harga
lahan pemakaman terbaru, hingga upacara pemakaman di lokasi San Diego Hills
Memorial Park.
Atau jika ingin berdiskusi langsung, klik Icon berwarna orange di pojok kanan
bawah gadget anda, saya akan dengan senang hati menjelaskannya. Saya bisa
mengirimkan gambar-gambar atau foto tipe makam, peta dan contoh desain
makam, sehingga lebih memudahkan anda mengenai gambaran makam yang ingin
anda persembahkan untuk keluarga tercinta yang sesuai dengan kebutuhan,
keinginan dan budget (anggaran) keluarga.
Dengan tagline "Memorial Park & Funeral Homes" San Diego Hills hadir bukan hanya
sekedar pemakaman, tetapi bagaimana menghadirkantempat pemakaman yang
indah dan nyaman, suatu tempat untuk mengenang orang-orang yang kita
sayangi. Sebuah taman pemakaman lengkap dengan fasilitas dan layanannya, dimana
fasilitas-fasilitas ini dibuat untuk mengurangi kesedihan terutama bagi keluarga
yang sedang berduka. Dibangun dengan mengusung konsep keberagaman, dengan
kultur masyarakat Indonesia, pemakaman San Diego Hills menyediakan 3 areal lokasi
yang sesuai keyakinan dan tradisi yang berkembang di Indonesia. 
3 Pilihan Nuansa Makam yang Sesuai dengan
Kepercayaan dan Agama Anda
Secara garis besar pemakaman di San Diego Hills Memorial Park di bagi menjadi 3 Area
besar yang sesuai dengan agama dan tradisi yang berkembang di Indonesia.
sehingga apapun agama atau keyakinan yang di peluk, dapat di makamkan di
memorial park San Diego Hills ini. Ketiga area/nuansa pemakaman seperti terlihat
pada gambar di bawah ini. Pemakaman disini lengkap dengan Layanan & Fasilitas
terbaik membantu meringankan beban keluarga mereka yang sedang berduka.
Kehadiran Pemakaman (tpu) San Diego Hills menjadi alternatif  Pilihan terbaik bagi
keluarga untuk memakamkan orang-orang terkasih di tempat yang layak dan
indah. .
NUANSA UNIVERSAL

Area pemakaman yang diperuntukkan bagi semua golongan (universal)

dan kepercayaan baik itu agama Kristen, Katholik atau Budha.
Baca Pemakaman Kristen..  
 NUANSA ISLAM

Sesuai filosofi keislaman dan ketentuan-ketentuan syariah dalam agama Islam,

Semua makam menghadap Kiblat.
Baca Pemakaman Islam..
NUANSA CHINESE

Area pemakaman untuk orang-orang keturunan Tionghoa, mengikuti  kaidah-kaidah

Fengshui yang tepat
Baca Pemakaman Chinese..
Salah satu pertanyaan yang paling sering di ajukan oleh keluarga yang ingin
memakamkan keluarganya di pemakaman San Diego Hills Karawang adalah
mengenai berapa harga lahan di San Diego Hills dan bagaimana cara
pemesananannya. Di bawah ini saya akan menjelaskan langkah-langkah mudah
membeli/memesan makam di San Diego Hills Memorial Park.
 DAFTAR HARGA PEMAKAMAN San Diego Hills, Maret 2019. 
Klik untuk melihat harga terbaru pemakaman di San Diego Hills  Harga Pemakaman San
Diego Hills 2019  

Begini cara pemesanan makam di San

Diego Hills Karawang
Sebelum saya membahas mengenai bagaimana tahapan pemesanan makam di San
Diego Hills dan harga untuk masing-masing tipe, saya ingin menjelaskan bahwa
pembelian / pemesanan lahan makam di San Diego Hills di bagi menjadi 2 tipe
pembelian, yaitu :

Pembelian At need
Pembelian At Need adalah pembelian lahan makam apabila sudah terjadi
kedukaan, pembayarannya harus di bayar cash, tidak bisa di cicil dan harus sudah
lunas saat akan di makamkan atau 3 hari pertama sejak input sales terjadi kedukaan.

Pembelian Pre Need

Adalah pembelian lahan sebelum ada kedukaan, membeli sebagai
persiapan apabila nanti saatnya tiba. Keuntungan pembelian jenis ini
pembayaran bisa di cicil, dan ada Potongan 10% untuk pembayaran Tunai.
Keuntungan Pembelian Pre Need
Dari 2 tipe pembelian di atas, jelas bahwa untuk mendapatkan harga yang lebih murah
dan cara pembayaran yang mudah, sebaiknya anda membeli lahan dengan pembelian
Pre Need sebagai persiapan. Selain dapat di cicil, jika anda membayar cash dalam 30
hari anda juga akan mendapatkan lagi potongan harga 10 %.  
 PEMBELIAN PRE NEED; BONUS BIAYA JASA PEMAKAMAN (Rp. 20.000.000)
(Syarat dan ketentuan berlaku).  BONUS BIAYA JASA PEMAKAKAMAN

90 % Pembelian Lahan di San Diego Hills adalah untuk

Persiapan
Saat ini sudah lebih dari 60.000 makam di San Diego Hills telah terjual, dan yang
sudah terisi baru sekitar 5000 an makam, itu artinya lebih dari 90 % nya,pembelian
lahan makam di San Diego Hills adalah untuk persiapan (Pre Need), dan belum akan
digunakan saat ini (sekarang). Keuntungan membeli dengan program Pre Need
adalah harga saat ini jauh lebih murah. Membeli dalam rangka sebagai persiapan,
apabila nanti waktunya akan digunakan oleh keluarga baik itu untuk ayah, ibu, saudara
atau untuk orang-orang terkasih. Sehingga ketika harinya nanti tidak merepotkan
lagi keluarga yang di tinggalkan. Karena segala sesuatunya telah di persiapakan.
Membeli lahan di San Diego Hills bukan membeli makam, tetapi peace of Land.
Penting bagi kita untuk mempersiapkan lahan pemakaman yang layak   baik itu untuk
orang tua, saudara, keluarga atau untuk diri kita sendiri. Kematian adalah salah satu
hal yang pasti, mengapa kita tidak mempersiapkannya seawal mungkin.. Masalah
kapan akan di gunakan,.. biarlah menjadi rahasia Tuhan.
Baik kita lanjut untuk cara pemesanannya..
1. MENENTUKAN ANGGARAN
Lahan pemakaman di San Diego Hills bervariasi mulai dari yang sederhana hingga yang
terhitung mewah. Di bawah ini adalah 4 tipe pemakaman yang ada di San Diego Hills,
anda bisa melihat tipe yang paling sesuai dengan anggaran keluarga dan kebutuhan
keluarga. Dengan pembayaran yang bisa di cicil hingga 24 bulan semakin
meringankan dan memudahkan keluarga yang ingin memiliki lahan makam untuk
keluarga di San Diego Hills. 
Lalu berapa budget atau anggaran yang harus anda persiapakan ?, sebelum
menjawab pertanyaan ini, saya ingin menginformasikan lagi bahwa besar kecilnya
harga lahan tergantung tingkat kebutuhan yang anda perlukan. Kebutuhannya bisa
tergantung dari : jumlah makam yang di beli, tipe makam, dan waktu pembelian /
pemesanan. Secara singkat, berdasarkan tipe dan harga yang ada, tersedia 4 tipe
lahan dengan harga yang bervariasi yang dapat di sesuaikan dengan kebutuhan dan
anggaran keluarga.
4 tipe lahan yang dapat disesuaikan dengan  budget dan
Kebutuhan 
SINGLE BURIAL
Ukuran : (1,5 X 2,6)m2, (1,5 X 3)m2  Kapasitas : 1 Slot / lubang
Harga : 37 juta s/d 84 juta an
SEMI PRIVATE

Ukuran  mulai dari: 11 -23 m2  Kapasitas : 2 Slot / Lubang

Harga : mulai 150 juta - 370 juta an
PRIVATE ESTATE
 Ukuran : 26 - 58 m2, Kapasitas : 4-8 Lubang
Harga : 650 Juta - 1,7 Milyard.
PEAK ESTATE

Model : Custom (18-22 lubang), Ukuran  mulai dari: 150 m2 lebih

Harga : 4 Milyard - ......
Persepsi sebagian orang tentang Pemakaman San Diego Hills adalah pemakaman /
kuburan yang mewah (mahal), pendapat tersebut tidak sepenuhnya benar.
Yaa..ini tergantung dari kebutuhan. Kalau anda membutuhkan makam yang murah
dan sederhana disini juga tersedia. Bahkan, di Pemakaman ini juga ada lahan dengan
harga 23 jutaan per kapling (Baca : Paket Family). Yang pasti di pemakaman San
Diego Hills karawang, anda tidak lagi di repotkan lagi dengan biaya tahunan dan
perawatan rumputnya. anda Cukup membayar sekali saja. 
 Cukup SEKALI BAYAR, Tanpa Biaya Tahunan dan GRATIS Perawatan SELAMANYA...
Bahkan banyak keluarga yang memindahkan makam keluarganya ke San Diego Hills,
mungkin supaya bisa lebih dekat, lebih layak, lebih nyaman untuk di kunjungi atau
pertimbangan-pertimbangan lainnya, sehingga memilih di Pemakaman San Diego Hills,
disini keluarga tidak direpotkan lagi dengan masalah perawatan makam, rumput,
kemanan atau biaya-biaya lainnya. Semua sudah di urus oleh pihak San Diego Hills
 
PROSES PEMINDAHAN MAKAM KE San Diego Hills & ESTIMASI BIAYANYA
(Reinterment).  PEMINDAHAN MAKAM
Dalam rangka memenuhi kebutuhan akan permintaan makam murah, memorial
park San Diego Hills memberikan beberapa paket murah yang dapat menjadi pilihan
keluarga, diantaranya ada Paket Pasangan dan Paket Family dengan tipe makam
single burial. Untuk lebih detail harga paket tersebut bisa di lihat pada tautan di bawah
ini.. 

Paket Pasangan
Pembelian 2 unit lahan makam berdampingan, dengan tipe single burial, lokasi dan
unit yang ditawarkan telah di tentukan oleh San Diego Hills. Paket ini cocok untuk
pasangan suami istri sebagai persiapan.
Harga Paket Pasangan

Paket Family
Pembelian 10 unit atau lebih makam dalam satu mansion, harga makam ini
satuannya lebih murah. Beberapa koperasi dan perusahaan sudah banyak yang
mengambil paket ini, siapa sajakah ? Cek link di bawah ini.
 Harga Paket Family

2. SURVEY KE LOKASI
Setelah anda menentukan tipe makam yang sesuai anggaran dan kebutuhan anda,
tahap selanjutnya adalah survey lokasi. Bagi anda yang belum mengetahui lokasi
alamat pemakaman San Diego Hills, anda dapat mengklik disini…. Tepatnya di exit tol
Karawang barat 2, KM 46 Chapel Avenue 7, Karawang barat. Bagi mereka yang
sudah memiliki lahan makam disini akan diberikan kartu tiket masuk (gratis) San Diego
Hills, tetapi apabila belum memiliki lahan, anda di kenakan harga tiket masuk ke
pamakaman San Diego Hills. Sebelum anda survey lokasi, ada baiknya terlebih dahulu
menghubungi pihak marketing San Diego Hills sehingga anda akan mendapatkan
penjelasan detail mengenai lahan makam yang anda butuhkan. 
Baca : Pentingnya Survey Lokasi
Beberapa informasi yang menjadi pertimbangan customer saat di lokasi adalah :
1. Tipe lahan; pilihannya apakah yang single, semi, private atau peak estate.
2. Mata angin; bagi sebagian orang menginginkan makam kea rah mata angin
tertentu. Missal ingin kea rah barat atau utara.
3. Posisi makam; misalnya ingin makamnya dekat dengan tempat parkir, atau dekat
dengan jalan, sehingga tidak perlu jauh jalan ke dalam.
4. Kontur tanah, misalnya ingin yang dekat bukit
5. Tinggi rendahnya lokasi ; misalnya ingin lokasinya di atas (bukit) yang memiliki
pemandangan yang indah.
6. Dan pertimbangan-pertimbangan lainnya sesuai dengan keinginan customer.
Setelah survey lokasi dan telah menetapkan pilihan lahannya, maka tahap selanjutnya
adalah anda akan diminta untuk memberikan data (foto) KTP, no HP dan alamat
Email. Untungnya.. Saat ini untuk pemesanan makam di San Diego Hills sudah bisa di
lakukan secara online (booking online). 
3. BOOKING DAN PEMBAYARAN
Setelah keluarga sepakat dengan unit lahan yang akan dipilih, tahap selanjutnya
adalah membayar DP (booking fee), Persyaratan lainnya untuk pemesanan lahan di
san diego hills adalah : KTP dan alamat Email. Nantinya keluarga akan menerima
notifikasi Email atau melalui SMS, bahwa untuk selanjutnya di berikan lnk menuju
alamat link pemesanan lahan (online)
Untuk pengisian data customer dan unit yang di pilih dilakukan oleh pihak San Diego
Hills (marketing), Disini akan diberikan 2 pilihan pembayaran apakah ingin di cicil atau
dengan cash (payment Ilustration). Setelah Pembayaran DP, nantinya akan menerima
notifikasi email atau sms, yang menuju link pemesanan. Setelah login pemesan lahan
kemudian pemesan lahan akan
 
yang menyatakan bahwaSetelah pengisian form selesai tahap selanjutnya adalah
pembayaran. Bisa dengan Booking fee atau Down payment, pembayarannya bisa
 menggunakan kartu kredit atau debit ke rekening San Diego Hills. Hal yang perlu
anda perhatikan lebih sebelum penandatanganan addendum adalah mohon kiranya
anda memperhatikan dengan seksama jangka waktu booking fee (12 hari)
dan kondisi pembelian apakah At need atau pembelian Pre Need.
Keuntungan Membeli San Diego Hills

Setelah pengisian form selesai tahap selanjutnya adalah pembayaran. Bisa

dengan Booking fee atau Down payment, pembayarannya bisa menggunakan kartu
kredit atau debit ke rekening San Diego Hills. Hal yang perlu anda perhatikan lebih
sebelum penandatanganan addendum adalah mohon kiranya anda memperhatikan
dengan seksama jangka waktu booking fee (12 hari) dan kondisi pembelian apakah
At need atau pembelian Pre Need.
Sebagai tanda bukti pemesanan makam lunas, pihak San Diego Hills dalam waktu 2
sampai 3 minggu akan memberikan bukti kepemilikan yang berupa sertifikat
(Surat Kolektif Makam) yang akan di kirim ke alamat anda. Sampai disini proses
pembelian lahan selesai apabila anda membeli dalam kondisi pre need, tetapi apabila
sudah dalam kondisi at Need maka langkah selanjutnya adalah anda mengisi data
cheklis data pemakaman
4. ACARA PEMAKAMAN
Untuk pembelian At Need karena lahannya akan segera digunakan, Tahap selanjutnya
yang anda lakukan adalah mengisi data (Form : Burial Aplication Form). Form ini berisi
tentang :
1. Data property
2. Data almarhum/almarhumah
3. Data pemakaman
4. Data peti jenazah & kotak beton
Untuk paket upacara yang di inginkan, tergantung dari kebutuhan keluarga, untuk
detail paket dan harga yang di tawarkan bisa di lihat di tautan di bawah
LIHAT PAKET UPACARA PEMAKAMAN.

 
Terakhir, setelah prosesi pemakaman selesai anda dipersilahkan untuk memilih batu
nisan yang akan dipasangkan permanen di atas makam. Batu nisan yang di pasang
pada saat pemakaman baru batu nisan sementara. Lamanya proses pembuatan batu
nisan yang permanen ini memakan waktu sekitar 2 sampai 3 bulan
Pada saat pemesanan batu nisan ini anda bisa memilih, dan di perbolehkan meng-
upgrade jenis batu nisan yang telah disediakan (standar) menjadi ukuran yang lebih
besar, penulisannya pun bisa disesuaikan dengan font dan model yang anda
inginkan.
Itulah tahap-tahap yang dilakukan apabila anda ingin membeli lahan guna keperluan
pemakaman keluarga anda. Kami siap membantu 24 jam. Pemakaman dengan
konsep modern yang mengusung konsep keberagaman, tersedia untuk berbagai
keyakinan dan tradisi. 
Anda cukup membayar 1 kali tanpa harus direpotkan lagi membayar iuran bulanan
atau tahunan, kemanan dan keindahan makam terjaga 24 jam dan tanpa harus di
repotkan lagi dengan urusan perawatan rumput makam.
Itulah mengapa San Diego Hills di jadikan pilihan terbaik untuk pemakaman keluarga.
Dengan kemudahan dan keuntungan-keuntungan yang di berikan membuat orang
semakin mudah untuk memiliki lahan pemakaman disini. Tidak heran kalau 90%
penjualan lahan makam di San Diego Hills saat ini adalah dari penjualan pre need. 
 FASILITAS San Diego Hills MEMORIAL PARK
(KARAWANG)
 Tempat untuk ibadah sebelum pemakaman & tempat pernikahan.
 Gedung serba guna yang dapat menjamu tamu pelayat sesudah prosesi
pemakaman
 Restoran Italia yang menawarkan menu special
 Fasilitas Olah raga : Kolam renang dan jogging track
 Foodmart menyediakan kebutuhan sehari-hari
 Gift shop & Flower shop yang menyediakan keperluan pemakaman atau
cenderamata
 Marketing Office dengan suasana county club.
 Danau seluas 8 Ha, lengkap dengan fasilitas perahu dayung.
Fasilitas "Woww" San Diego Hills

 
San Diego Hills Memorial Park membangun fasilitas “Family Center” di sekitar
pemakaman didasari pertimbangan melihat tradisi orang asia (Indonesia) ketika
mereka berziarah mengajak segenap anggota keluarganya, dan jarang berziarah
sendirian. Sehingga di San Diego Hills orang berziarah ke makam orang yang di
cintainya bisa sambil berwisata. Disini keluarga bisa membawa anak kecil, saat
orang dewasa mungkin sedang sibuk dengan acara pemakaman, anak-anak bisa
dengan leluasa bermain di taman. Tradisi ziarah ke makam keluarga dan orang
terkasih itu sangat penting karena kita mengajarkan perlunya berziarah
GRAA MEMORIAL PARK

ABOUT US
Graha Sentosa Memorial Park hadir untuk anda. Menjaga kenangan-kenangan indah atas
orang-orang yang anda cintai dan kasihi merupakan kehormatan bagi kami. Kenangan-
kenangan indah juga merupakan hal yang sangat berharga untuk dijaga selamanya.

Perencanaan Dini
Persiapan kematian lebih baik dilakukan secara bersama selagi orang-orang tercinta kita atau
orang yang kita sayangi masih ada bersama kita. Kita lebih memahami permintaan terakhir
mereka. Banyak dari kita tidak memahami apa manfaat dan keuntungan dari persiapan dini.
Sampai saat kita menghadapi permsalahan tersebut di depan mata.
Kita seringkali mengetahui bahwa ketenangan dan kedamaian hati adalah lebih berharga
daripada harta benda yang dimiliki, sayangnya seringkali kita baru menyadari hal tersebut
setelah mengalami musibah. Graha Sentosa memahami apa yang menjadi kebutuhan Anda.
Perencanaan dini memiliki manfaat untuk memberikan ketenangan hati, mempersiapkan masa
depan yang lebih baik dan pasti bagi keluarga dan anak cucu yang ditinggalkan.
Perencanaan Dini juga dapat menghindari inflasi saat kita membutuhkannya. Kita sadari tidak
ada satupun hal yang dapat menghilangkan kesedihan saat ditinggalkan orang-orang yang kita
sayangi, dengan Persiapan Dini, setidaknya dapat mengurangi kepanikan pada saat kedukaan
terjadi

OUR SERVICES
Graha Sentosa memberikan pelayanan berkualitas, keamanan dan kenyamanan pada prosesi
pemakaman. 
Selain itu tersedia berbagai layanan :
PERENCANAAN PEMAKAMAN

Merencanakan pemakaman dengan mempertimbangkan berbagai konsep yang

cocok dalam proses pemakaman.

RELOKASI MAKAM

Merencanakan pemakaman dengan mempertimbangkan berbagai konsep yang

cocok dalam proses pemakaman.

KONSULTASI KEDUKAAN & PEMAKAMAN

Siap memberikan pelayanan terpadu selama 24 jam. Silahkan konsultasi disaat

anda dan keluarga mengalami kedukaan.
 AL AZHAR MEMORIAL GARDEN

Alasan Utama Memilih Al-Azhar

Memorial Garden
1. Berdasarkan Syariat Islam
Al-Azhar Memorial Garden dikelola berdasarkan syariat Islam—mulai dari penanganan jenazah
sebelum dimakamkan hingga perawatan dan penjagaan makam pasca pemakaman—seluruhnya
mengikuti aturan Islam.
Aturan pemakaman Islam menurut syariah adalah sebagai berikut:
 Makam muslim tidak boleh bercampur dengan makam non muslim.
 Menghadap kiblat.
 Sederhana, hanya terdiri dari gundukan tanah dan tidak dibangun apa pun di atasnya.
 Terdapat batu nisan sebagai penanda.
 Makam tidak boleh dilangkahi, diduduki, dan diinjak-injak.
 Kedalaman makam 1,5 meter.
 Berdasarkan Fatwa MUI DKI Jakarta tahun 2011, menumpuk jenazah tidak diperbolehkan.
 Berdasarkan Fatwa MUI No 9 tahun 2014, membeli makam di mana terdapat unsur tabzir
dan israf di dalamnya adalah haram.

2. Dikelola Secara Profesional

Selain syar’i, Al-Azhar Memorial Garden juga dikelola secara profesional.
Profesionalitas tersebut tercermin pada penataan areal pemakaman yang rapi, pengadaan fasilitas-
fasilitas penting untuk memudahkan peziarah seperti masjid, musala, toilet, dan tempat parkir, serta
perawatan yang rutin dilakukan sehingga pemakaman senantiasa tampak asri, bersih, dan indah.
Whatsapp Al-Azhar Memorial Garden
 12 Alasan Mengapa Memilih Al-
Azhar Memorial Garden
Jika dua alasan di atas adalah alasan utama, maka di bawah ini kami ungkapkan
alasan selengkapnya mengapa Anda harus memilih Al-Azhar Memorial Garden.

Khusus Muslim
Al-Azhar Memorial Garden adalah pemakaman muslim dan tidak bercampur dengan makam non muslim

Dikelola YPIA
Pemakaman muslim Al-Azhar Memorial Garden dikelola oleh Yayasan Pesantren Islam Al-Azhar (YPIA)
Ustad
Ustad yang siap Melayani Prosesi Pemakaman Al-Azhar Memorial Garden Sesuai Syariah Islam

Lokasi Strategis
Hanya 10 Menit dari Exit Tol Karawang Timur 2 (Tol Jakarta Cikampek). Lokasi strategis sehingga mudah
dijangkau oleh pengunjung dari Jabodetabek dan sekitarnya yang hendak berziarah
Arah Kiblat
Sertifikat Arah Kiblat dari Kemenag Karawang
—

Walkway di setiap makam

Makam tidak terlangkahi, terinjak dan diduduki
—

Konsep Taman
Dengan konsep taman, kesan pemakaman tak lagi seram. Anak-anak pun senang diajak berziarah
—

Perawatan Rutin
Perawatan area pemakaman rutin dilakukan sehingga pengunjung bisa berziarah kapan pun dengan nyaman
—

Lokasi Makam Mudah Ditemukan

Makam memiliki nomor alamat sehingga mudah ditemukan oleh peziarah yang hendak berziarah ke makam
tersebut
—

Bebas Biaya Pemeliharaan Makam Selamanya

Bebas biaya pemeliharaan makam selamanya. Keluarga pun tak lagi direpotkan dengan biaya bulanan atau
tahunan
—
 Tipe Kavling Makam Al-Azhar
Memorial Garden
Berikut tiga tipe kavling makam yang tersedia di Al-Azhar Memorial Garden yang bisa
disesuaikan dengan kebutuhan Anda dan keluarga.
Tipe Single
Ukuran 1.5 m x 3.0 m

Luas Tanah 4.5 m²

Peruntukan Max 1 orang

Walkway 0.9 m
 
Tipe Double
Ukuran 3.5 m x 3.9 m

Luas Tanah 13.65 m²

Peruntukan Max 2 orang

Walkway 1.2 m
 
Tipe Family
Ukuran 3.5 m x 7.5 m

Luas Tanah 26.25 m²

Peruntukan Max 4 orang

Walkway 1.2 m
 

Cara Pemesanan
Untuk memesan makam di Al-Azhar Memorial Garden, berikut ini yang bisa Anda
lakukan
Mengenal Lebih Dekat
Pemakaman Islam Al-Azhar
Memorial Garden
22 FEBRUARY 2017 BY ADMIN NO COMMENTSPOSTED IN ARTIKEL
Tentang Al-Azhar Memorial Garden
Al-Azhar Memorial Garden adalah salah satu unit usaha Yayasan Pesantren Islam Al-Azhar yang
bergerak di bidang layanan pemakaman Islam.
Al-Azhar Memorial Garden dibangun untuk melayani umat yang ingin dimakamkan sesuai
syariat Islam, sekaligus sebagai sarana sosialisasi kepada masyarakat tentang syariat
pemakaman Islam.
Terbentang seluas 25 hektar di wilayah Karawang Timur, Al-Azhar Memorial Garden siap
menampung sekitar 29.000 ribu jenazah muslim dari wilayah Jabodetabek, Karawang, Cikarang,
Bandung, dan sekitarnya.
Latar Belakang Dibangunnya Pemakaman Islam Al-
Azhar Memorial Garden
Pada saat ini, masyarakat Indonesia yang berada di wilayah perkotaan dengan jumlah
penduduk yang terus meningkat menghadapi permasalahan semakin terbatasnya pemakaman
yang disediakan oleh pemerintah dan masyarakat.
Perlu diketahui bahwa Wilayah DKI Jakarta dengan luas 65.680 hektar diproyeksikan
membutuhkan lahan makam seluas 785 hektar.
Dalam Rencana Tata Ruang Wilayah (RTRW) Jakarta tahun 2011, ditargetkan 745 hektar.
Padahal, luas makam di Jakarta hanya 576 hektar. Jadi, Jakarta jelas masih kekurangan lahan
sebesar 209 hektar.
Tingginya angka warga Jakarta yang meninggal dunia, dengan rata-rata per hari mencapai 111
orang, berarti mulai 2012 dan seterusnya, lahan pemakaman di DKI Jakarta akan habis apabila
tidak segera dilakukan penambahan.
Selain usaha menambah luas lahan makam, dilakukan juga kebijakan menumpuk jenazah
dalam satu lubang makam bagi yang masih ada hubungan keluarga. Jarak waktunya minimal
dua tahun, hal itu untuk mengantisipasi over-loadnya lahan makam.
Kondisi Tempat Pemakaman Umum yang ada pada saat ini sangat memprihatinkan, antara
lain:
 Terkesan berdesak-desakan dan tidak beraturan.
 Kurang terurus dengan baik.
 Seringkali ditemui pengemis, pedagang asongan, dan lain-lain.
 Tidak memiliki fasilitas memadai.
 Kewajiban membayar biaya perpanjangan pemakaian lahan dan iuran bulanan.
 Terkesan seram dan angker.
Maksud dan Tujuan
Dengan melihat keadaan yang memprihatinkan ini, kami tergugah untuk berpartisipasi
mengatasi kesulitan yang dihadapi pemerintah dengan menyediakan lahan pemakaman
muslim yang dapat memberikan keamanan, kenyamanan, dan ketentraman bagi keluarga yang
ditinggalkan.
Adapun pembangunan Al-Azhar Memorial Garden bertujuan untuk:
1. Memberikan pilihan bagi umat Islam untuk dapat dikuburkan di pemakaman muslim
sesuai syariat Islam.
2. Menyediakan lahan pemakaman muslim yang terawat untuk selamanya, tanpa ada lagi
beban biaya bulanan ataupun tahunan yang memberatkan ahli waris.
3. Adanya kemudahan prosesi pemulasaraan jenazah sejak awal sampai penguburan.
4. Melanggengkan persaudaraan dan kekeluargaan, dengan adanya kuburan di lahan
pemakaman muslim yang terpelihara selamanya, memungkinkan anak cucu untuk
berziarah.
Sehubungan dengan hal tersebut di atas, pemakaman Islam Al-Azhar Memorial Garden yang
dibangun sejak 2011 lalu memiliki konsep sebagai berikut:
1. Memiliki konsep, makam adalah bagian dari taman.
2. Tidak ada gangguan dari pihak luar, karena tertutup dan diawasi selama 24 jam
nonstop.
3. Tersedia fasilitas lengkap dan modern (masjid, gazebo, dll)
4. Landscape yang tertata dengan baik.
5. Tata letak makam yang jelas dan teratur.
6. Jaminan penggunaan makam dan perawatan selamanya.
7. Satu makam untuk satu orang.
8. Persepsi umum terkesan damai dan sejuk.
Visi dan Misi
Visi
Menjadi pemakaman muslim sesuai syariah di tengah hijaunya taman.
Misi
 Merealisasikan program Yayasan Pesantren Islam Al-Azhar.
 Membantu pemerintah daerah dalam menyediakan pemakaman muslim.
 Membangun area pemakaman muslim yang aman, nyaman, tertata, asri, dan terawat.
Komitmen
 Amanah – Menjaga kepercayaan umat dalam menerapkan pemakaman sesuai syariat
Islam dengan konsisten dan sebaik-baiknya.
 Syiar – Mengajak peziarah untuk mengingat akhirat sekaligus dengan memandang
indahnya taman, mengajak peziarah untuk mengingat kebesaran Allaah SWT yang telah
menciptakan alam dengan sempurna.
 Maslahat – Keberadaan Al Azhar Memorial Garden membawa maslahat bagi penduduk
sekitar, antara lain: membuka lapangan kerja dan menambah nafkah penduduk
setempat, perbaikan jalan menuju dan dari Al Azhar Memorial Garden, menggerakkan
ekonomi setempat, meramaikan kegiatan keagamaan di Masjid Al Azhar Memorial
Garden, dan menghidupkan kawasan Teluk Jambe di mana Al Azhar Memorial Garden
berada.
Layanan
Di samping itu, untuk memudahkan masyarakat muslim dalam menyelenggarakan prosesi
pemakaman, kami juga menyediakan layanan lengkap seperti pemulasaran jenazah,
penyediaan batu nisan, penyediaan ambulans, dll.
Layanan Pemulasaran:
Kami memberikan layanan pemulasaran di rumah duka, mulai dari memandikan, mengkafani,
menunaikan salat jenazah, sampai dengan memberangkatkan jenazah menuju lokasi  Al-Azhar
Memorial Garden.
Layanan di Pemakaman
Kami memberikan layanan di lokasi pemakaman, mulai dari penjemputan di gerbang Tol
Karawang Timur sampai dengan pelaksanaan prosesi pemakaman yang khidmat dan sesuai
syariah.
Rincian layanan di pemakaman adalah sebagai berikut:
 Jasa gali/tutup lubang
 Pendamping prosesi pemakaman (Doa)
 Dokumentasi video
 1 tenda uk. 4 x 6 meter
 30 buah kursi lipat
 Tangga turun ke liang kubur
 Panggung (jika diperlukan) + karpet
 Sound System dan MC
 1 buah podium
 2 dus air mineral
 1 buah spanduk turut berduka cita
 nisan sementara
 papan ari
 1 unit mobil Al-Azhar yang menjemput di gerbang Tol Karawang Timur
Layanan Pemeliharaan Makam
Kami memberikan layanan pemeliharaan makam sepanjang masa—mulai dari pemotongan
rumput, pembersihan, hingga penyiraman yang dilakukan secara rutin—sehingga Anda bisa
berziarah kapan pun dengan nyaman.
Kesimpulan: Al-Azhar Memorial Garden Hadir Sebagai
Solusi

Al-Azhar Memorial Garden hadir sebagai solusi atas permasalahan yang dihadapi oleh
pemerintah, masyarakat muslim, dan masyarakat sekitar.
Apa saja solusi dan manfaat yang diberikan oleh Al-Azhar Memorial Garden? Berikut ini di
antaranya:
1. Menjadi solusi atas permasalahan semakin minimnya ketersediaan lahan makam di
Jabodetabek dan sekitarnya.
2. Menjadi solusi bagi individu muslim yang ingin menyediakan pemakaman yang sesuai
syariat Islam, baik untuk dirinya sendiri maupun untuk keluarganya.
3. Menjadi solusi bagi penduduk sekitar yang membutuhkan lapangan pekerjaan dan
nafkah tambahan.
4. Membantu pemerintah daerah dalam melakukan perbaikan jalan dari dan menuju
lokasi Al-Azhar Memorial Garden.
5. Memberikan kesempatan kepada umat untuk berpartisipasi dalam program wakaf
makam Al-Azhar Memorial Garden untuk kaum duafa